Have you been priced out of Toronto Real Estate?

Think you missed the market?  Are you concerned about prices?








If we are patient and methodical in our search and look thru everything that may be suitable; in your desired neighbourhood, we will find it.


Don't get caught up in the competition and drama of staged, perfumed houses with lipstick and fresh paint.


Consider your absolute must haves in your property purchase.


How close to the public school? Transit Needs? Shopping or other amenities.  Is it community and neighbourhood you crave?


Houses are like waiting for a bus...  Another one will be along shortly.


Sometimes waiting is hard,  but the success and joy of finding that perfect property is unmatched.


We have been helping families for 25 years in west Toronto. If you would like to talk to me you can call 416 233 9000 or my cell at 647 218 2414.


Lets find something perfect for you.




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Dear For Sale By Owner

The Next time a For sale By Owner opens up to me about how agents do nothing...

I help them overcome their fear, uncertainty and doubt; I help assage their insecurities, I help them secure financing and move forward with the first or second large ticket purchase of their lives.

Selling is a profession. It's hard work. Ultimately, it's rewarding, because the thing you're selling delivers real value to the purchaser, and your job is to counsel them so they can get the benefit. http://sethgodin.typepad.com/seths_blog/2011/05/selling-vs-inviting.html

I am observing a situation right now where a [FSBO] is selling their "nest egg" and a very pretty custom built home in Etobicoke. Each time an agent is hired; the [FSBO] micro manages the events, photos, signage, Video marketing, Online Presentations, Brochures and hand outs, advertising.... I have a 3' x 5' sign, "Its ok I have my own." You get it.

What is the result?

Crash and Burn! The listing expires and yet again the [FSBO] blames the agents. How they.... Two people struggling for control be it a bus ride, or a plane landing there can only be one in command.

This is a wonderful example of two people fighting for control. Actually at cross purpose.

Will he listen to a sage experienced agent. "We don't need NO agent" and I watch after a few months that the same house is now listed again as a "mere" listing and the fight starts again. My responsibility is to point out your options, Market your home professionally, make suggestions and then follow your "LAWFUL" instructions. After all, it is your money.

In our local Toronto market we have been blessed with a continuous upswing that may or may not continue as it has. Imagine if this [HOUSE] was in a declining market as they have in the United States? That property could have expended 20% or more of its equity in the last 36 months.

What can I do that a FSBO cannot?

I can call a Purchasing Prospect [A BUYER] back without sounding desperate about selling my home. I can negotiate to obtain an offer without revealing MY SELLERS net bottom line position. What do you have?

As always your comments are invited. Want to sell? Call me.

HST will catch people sleeping July 1st

The HST (Harmonized Sales Tax) has been talked about here before; a louder voice than mine reaffirms my own views that the residents of Ontario do not realize how far reaching this tax will be into the pocket book of consumers. What is covered What is Not

Cheri DiNovo, MPP for Parkdale High Park said "residents do not realise how far this will go; into houses, professional services, real estate, insurance, gasoline, rents, condo fees, on a range of items unexpected."

The HST will inevitably hurt small business as people react by closing their wallets. It will further drive the underground economy by making the cash option a minimum of 15% - 20% less since you didn't pay it, they won't declare it. Cash registers don't have that option.

It is not that people do not care; we are generally focused on the issues in our lives and the daily chores, delights and drama's that command our attention. If I can be of assistance to you, in achieving your goals, give me a call.

Would you like to add a comment? Please do so below.

Developer-imposed purchase agreements challenged

It has become common practice in Toronto for some developers to require condominium purchasers in each building to contribute to the costs of guest suites, superintendent’s units, carwash bays, car share units and similar amenities.

Typically, the total price for these units is between $250,000 and $500,000 per project, and the cost is amortized over 10 or 15 years with interest at 4 per cent above the 10-year Canada Bond rate.

Instead of the charges for these facilities being buried in the purchase price of each condominium unit, they are added to the monthly common expenses for a decade or more after closing. As a result, over a period of years, each condominium buyer can expect to pay a total of perhaps $1,000 to $1,500 in addition to the purchase price. The cost varies with the price of the units and the applicable interest rate.

Although the added charges are set out in the small print of the condominium disclosure statements, they are not referred to in the purchase agreements, and in my experience, never mentioned in sales offices.

This practice may soon end in the wake of a decision of Justice Julie A. Thorburn last year, in a case involving condominium developer Lexington on the Green Inc., and the unit owners of Toronto Standard Condominium Corp. 1930.

Lexington on the Green is a project on Lawrence Ave. W., in the Weston Village area. The registered condominium declaration required the condominium corporation (consisting of the new unit owners) to purchase from the developer a management unit, plus one parking space and a locker for $240,000.

This purchase obligation was also set out in the disclosure statement given to each buyer.

Acting under this requirement in May 2008, the developer-controlled board of directors passed a bylaw requiring the condominium corporation to buy the units, and the board signed a purchase and sale agreement with the developer.

Seven months later, a “turnover” meeting was held, and the new owners elected a board of directors to replace the developer’s board.

In March of last year, the new board passed a resolution to terminate the purchase and sale agreement and end its obligation to buy the management unit. When the developer was notified, it applied to the Superior Court to determine whether the purchase agreement was binding.

Section 112 of the Condominium Act states that a condominium board may terminate an agreement “for the provision of facilities to the corporation on other than a non-profit basis” if the agreement was entered into before the turnover meeting and the election of the new board.

The Act also says that if any provision in a condominium declaration is inconsistent with the legislation, the Act prevails and the declaration is deemed to be amended accordingly.

Justice Thorburn heard the arguments of both sides and dismissed the developer’s application. She ruled that the unit owners did not have to buy the resident manager’s unit.

The judge concluded that the Ontario legislature intended to allow a board of directors to terminate an agreement for the provision of facilities or units in cases like this one if the termination is made within 12 months of the turnover meeting to the new board.

The parties were back in court in December. They agreed on an order to amend the condominium declaration to delete parts of the declaration requiring the corporation to buy the management unit, and to allow the unit owners to use the suite for the purposes permitted by the legislation. The unit owners were awarded costs of $7,250.

Thousands of condominium units are now under construction in the GTA, and the disclosure statements in a great many of them contain similar requirements to buy various units with payments spread out over many years.

Based on the Lexington on the Green case, it can be expected that incoming condominium boards across the GTA, and those elected within the past year, will be terminating these developer-imposed purchase requirements.

The cost savings to unit owners will be in the millions of dollars.

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Bob Aaron is a Toronto real estate lawyer. He can be reached by email at bob@aaron.ca, phone 416-364-9366 or fax 416-364-3818. Visit the column archives at http://aaron.ca/columns/toronto-star-index.htm for articles on this and other topics.

David Pylyp; It is very important for you to select a lawyer who specializes in New Condo Purchases! Do you agree?

Hey Ontario what Are you doing w/ HST?

Prince George – Former BC Premier, Bill Vander Zalm, is bringing his grass roots organization Fight HST to Northern BC to raise awareness for the Citizen Initiative petition he has launched, set to begin on April 6, 2010. What is covered by HST

The colorful former premier, who governed BC under the Social Credit banner from 1986 – 1991, has been approved by Elections BC to conduct a legally binding Citizen Initiative petition to repeal the HST. The petition requires the signatures of 10% of registered voters in all 85 electoral districts in BC. Vander Zalm is touring the North from March 12 – 17th to raise awareness and to sign up volunteers to canvass in their districts.

“So many people and businesses have told us they will do anything they can to stop this cruel tax. We have signed up over 2,000 volunteers so far, but we’d like to double that number to assure success,” Vander Zalm explained.

“We are holding public Town Hall meetings to explain the petition and get people mobilized in each community to help stop this tax. The Citizen Initiative petition is a legally binding petition, which, if successful, will require the government to put our Bill to repeal the HST to a vote in the legislature, or to conduct a province wide referendum.”

“By getting all British Columbians to work together, we can stop the government from proceeding with this tax.”

Vander Zalm says that in addition to the hundreds of small business people who have signed on, he now has several large business associations coming on board. He says many groups who had previously been trying to attack the problem independently are seeing that a united front is the strongest way to stop the HST.

“This petition is uniting British Columbians of every walk of life and every political stripe. We have business people, working people, professionals, teachers, unemployed, seniors, NDP, BC Conservatives, Independents, BC Refederation, and many former Liberal voters acting as organizers, canvassers and captains.”

Vander Zalm was responsible for putting the Initiative and Recall Act legislation on the ballot in 1991. The NDP later drafted the current legislation, making BC unique in Canada in having a method by which citizens can speak to issues and government between elections.

“We don’t have to accept a tax that the government has no mandate to bring in, and which will hurt people and families at a time when they can least afford it,” said Vander Zalm.

David Pylyp British Columbia understands that the HST is a tax grab that will siphon billions of dollars from the and have rallied heavily to have gasoline and home heating fuels exempted in addition to other items. What has Ontario done?

Would you like to get involved in the same fashion? DO we have the right to have our outrage overturn the impending legislation? Add your comments!

Dirty Secrets Over Pricing Your Home

Real Estates dirty little secrets; Agents entensively use and are trained to Over price listings in their presentations.

By providing you the highest value at the listing table they appeal to normal human nature and your greed. They flatter you. They tell you how marvelous your house shows. You could have an extra 10 or 15% in your pocket. They will "TRY"

But that's not the reality it seems.

Instead of being sold in 15 to 21 days, you are still making the beds, cleaning the dishes, tidying after the kids rooms, attending to extra details on a daily basis and wondering why your house has not sold when others have.

The exact question you should be asking is "People have looked at our home and they choose to buy another?" Is it the Price or Condition.

So your agent expired the listing, leaves the sign on the lawn for two or three weeks then revives the listing 5% lower than before. [He or She] has received 8 or 10 usable sign calls that they have placed [sold]families into other properties, and they have maintained a neighbourhood presence.

They are using you and you will possibly reward them by renewing the listing yet again.

This is not the type of business I am seeking. I do not like to BUY your business or use Switch and Bait techniques. I will not change sides after I have listed the property, to negotiate to the benefit of the Buyer. I will not use everything detail I have learned about you, your family or your motivation to sell as a bargaining technique.

Property Purchasers are seeking listings and neighbourhood information on line 11 to 17 months prior to their move; Find an agent who is Tech Savvy enough to market online to this group of Home Buyers.

You need to know that I will make every legal and ethical effort to get you the best deal in the shortest marketing period. Lets Talk about your Dream Home http://Bit.Ly/GetDave or Just Google me David Pylyp http://tinyurl.com/ylljw8o

No one cares about what I learned in my 20 years in real estate. You only want to know what I can do for you and your family today. I welcome your inquiries Call 905 361 3387 or email me at david@Davidpylyp.com